T2 flat in Rua General Humberto Delgado, 20, Cerro das Mós - Parque do Moínho - São João, Lagos Cidade, Lagos
T2 flat in Rua General Humberto Delgado, 20, Cerro das Mós - Parque do Moínho - São João, Lagos Cidade, Lagos — image 2T2 flat in Rua General Humberto Delgado, 20, Cerro das Mós - Parque do Moínho - São João, Lagos Cidade, Lagos — image 3T2 flat in Rua General Humberto Delgado, 20, Cerro das Mós - Parque do Moínho - São João, Lagos Cidade, Lagos — image 4T2 flat in Rua General Humberto Delgado, 20, Cerro das Mós - Parque do Moínho - São João, Lagos Cidade, Lagos — image 5
Grade B+apartmentbudget

T2 flat in Rua General Humberto Delgado, 20, Cerro das Mós - Parque do Moínho - São João, Lagos Cidade, Lagos

Lagos · Western Algarve ·

€325,000

Asking Price (EUR)

6.1%

True Net Yield (Owner, all-in)

4.2%

True Net Yield (Managed, all-in)

9.4%

True Gross Yield

56%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 2 months ago and is currently at 16% maturity. Yields shown apply a conservative calibration (realised-ADR factor 0.75, occupancy cap 67%) that auto-fades to full fidelity by April 2027.

Projected Gross Revenue: €37,842/yr
Average Daily Rate: €186
Payback Period: 10.7 years
5-yr Capital Value: €427,045
10-yr Capital Value: €519,566
Brixfox Score: 72.4 / 100
Comparable Properties: 97
Data Confidence: 97%
Search Radius: 2 km

True Investment Cost

Portuguese transfer tax (IMT) + stamp duty (IS) + notary + registration + legal + renovation + full furnishing & STR launch setup.

€403,605

+24.2% over asking

Asking price€325,000
IMT — Property transfer tax (investment schedule)€13,830
IS — Stamp duty (0.8%)€2,600
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€4,875
Total acquisition costs€22,555
Renovation (est. €350/m² × 112 m²)
Cosmetic refresh — flooring, paint, bathroom & kitchen updates.		€39,200
(€28,000–€50,400)
Furnishing & STR launch (2bd × €2500 base, budget tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€16,850
All-in investment (incl. renovation & furnishing)€403,605

Gross yield (asking price)

11.6%

True gross yield (all-in)

9.4%

Estimates use Portugal's investment IMT schedule (non-permanent residence). Actual notary & legal vary; budget +€500–1,000 for surveyor, due-diligence and bank-mortgage fees if financing. Renovation cost is a heuristic on property condition × m² — verify with a site visit. Furnishing uses finish-level-tiered rates covering beds, living, kitchen, electronics, AL licence, linens & professional photography. Working capital (2-3 months operating buffer) not included.

Bedrooms: 2
Building: 112 m²
Style: dated
Condition: fair

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

red-accent-fireplace

Score Breakdown

ROI
22.18
Visual Appeal
10
Ownership Security
13
Location
10.44
Land & Space
4.24
Rental Demand
5.57
Payback Speed
4
STR Suitability
3

Description

If you are looking for a property with strong appreciation potential and high rental appeal, this two-bedroom apartment in Lagos combines a strategic location, comfort, and features highly sought after in the market. With spacious rooms and abundant natural light, it stands out for its balconies in every room, offering

Location

📍 37.1028°N, 8.6731°W

· Lagos, Algarve, Portugal

View on Idealista.pt
Idealista.pt
Lagos / Western Algarve

T2 flat in Rua General Humberto Delgado, 20, Cerro das Mós - Parque do Moínho - São João, Lagos Cidade, Lagos

Inventory
2 Beds
Bathrooms
0 Baths
Built Area
112 m²
Land Plot
0 m²
Tenure
Freehold
Yield Curve Status

Grade B+ investment — short-term rental yields 7.9% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score72
GradeB+
Brixfox Intelligence
72B+Strong
Score Breakdown
ROI & Yield79%
Capital Growth76%
Risk Profile73%
Market Demand72%

The Brixfox Score is our proprietary AI-powered rating that evaluates rental ROI, capital appreciation potential, risk factors, and local market dynamics to give you a single investment quality metric.

Pro members get full score breakdown with AI recommendations
Average annual ROI over 5 years, combining both rental income and property value growth.
Total
+13.4%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+5.5%
+$90K in 5yr (+28%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
7.9%
$2,329/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
7 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
12.6 yr
Rental only

Property details

Condition: fair

Description

If you are looking for a property with strong appreciation potential and high rental appeal, this two-bedroom apartment in Lagos combines a strategic location, comfort, and features highly sought after in the market. With spacious rooms and abundant natural light, it stands out for its balconies in every room, offering

Income Breakdown

Adjust Forecast

Customize your projections
Nightly Rate (ADR)
$270/night
50% ($124)Brixfox estimate($270/night)200% ($498)
Occupancy
56%
10%Brixfox estimate(56%)100%

Short-Term Rental

Yearly income
$27,943
Airbnb data$270/night · 56% occupancy
Rental income
$270/night · 56% occ.
$54,925
Running costs (20%)
Utilities, cleaning, maintenance
-$10,985
Income tax (10%)
Indonesian rental income tax
-$15,379
Property tax
Annual property tax
-$618
Net income
7.9% ROI
$27,943

Long-Term Rental

No long-term rental data available

Not enough comparable rentals in this area

True all-in investment

What the headline asking price actually costs once mandatory taxes, fees, renovation, and furnishing are added. Yields rebased onto this number — closer to what you'll really earn against what you'll really pay.

Asking price$353,261
IMT (transfer tax, investment schedule)$15,033
Imposto de Selo (stamp duty)$2,826
Notary & registration$1,359
Legal / due diligence$5,299
Total acquisition costs$24,516
Renovation (~$380/m²)
Cosmetic refresh — flooring, paint, bathroom & kitchen updates.		$42,609
($30,435–$54,783)
Furnishing & STR launch
2bd × $2,717 base + appliances, electronics, outdoor, licence, photography, linens.		$18,315
All-in investment$438,701

Gross yield (asking)

15.5%

True gross yield (all-in)

12.5%

Estimates use Portugal's standard transfer tax + typical legal/notary defaults. Verify with local counsel before committing — actual fees vary by deal structure.

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Lagos.

$2.6M$2.0M$1.3M$655K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $325K
Capital appreciation
Property value growing at +4%/yr based on Lagos market trends.
Rental income
Cumulative net rental earnings collected over time, growing with annual revenue increases.
Total return
Capital value + rental income. Your actual total position if you sold and kept all rent.
Paid back
Year 11: rental income alone has repaid the full purchase price.
2x return
Year 8: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$395K
+22%
Rental Income
+$136K
Total Position
$532K
+64%
10.4%/yr
Year 10
Capital Value
$481K
+48%
Rental Income
+$295K
Total Position
$776K
+139%
9.1%/yr
Year 20
Capital Value
$712K
+119%
Rental Income
+$691K
Total Position
$1.4M
+332%
7.6%/yr
Year 30
Capital Value
$1.1M
+224%
Rental Income
+$1.2M
Total Position
$2.3M
+601%
6.7%/yr

Location

Lagos

Western Algarve, Approximate area

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Airbnb Comp Analysis

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Good
7.9% annual return
Occupancy
Average
56% average occupancy
Nightly Rate
Strong
$249 per night
Visual Appeal
Weak
3/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $249 — positioned in the top tier
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 56% — factor in seasonal gaps

Consider carefully. Returns are below market average for this price point.

Risks & What-If

What if occupancy changes?

Owner Managed scenario

36% occ.
6.8%
$2,001/mo
46% occ.
8.8%
$2,577/mo
56% occ.
10.7%
$3,152/mo
current
66% occ.
12.7%
$3,728/mo

Data Sources & Methodology

ROI calculations use verified Brixfox Intelligence rental data from a 12-month trailing window. Opex: 20% owner-managed, 45% fully-managed. Includes 10% Indonesian rental tax (PPh) and annual property tax (PBB). Market factors in Portugal may impact actual yields.